Site address:             77-83 Iffley Road 85 And 87 Iffley Road And Stockmore House Stockmore Street Oxford Oxfordshire OX4 1EG

Proposal:                   Alterations to existing buildings on Iffley Road frontage and improvements to provide main entrance to student accommodation, rear extensions and staircases. Alterations and extension to Stockmore House, Stockmore Street to provide additional study/bedrooms, alterations to existing access to Stockmore Street, parking space for disabled persons and servicing. Alterations to bin storage area and cycle parking.(Appendix 1 site plan)

Officer recommendation: That the West Area Planning Committee resolves to REFUSE planning permission for the reasons stated in the report.

The Committee considered a report detailing an application for planning permission for alterations to existing buildings on Iffley Road frontage and improvements to provide main entrance to student accommodation, rear extensions and staircases; alterations and extension to Stockmore House to provide additional study/bedrooms; alterations to existing access to Stockmore Street, parking space for disabled persons and servicing; alterations to bin storage area and cycle parking at 77-83 Iffley Road 85 and 87 Iffley Road and Stockmore House, Stockmore Street, Oxford, OX4 1EG.

The Planning Officer presented the report.  He advised the Committee that he proposed to include a third reason for refusal in that the proposed development would fail to preserve or enhance the character or appearance of the Conservation Area and although the harm would be less than substantial the public benefits of the proposal do not outweigh the harm identified.  

Mr Nick Lyzba (Agent) and Mr Paul Cooper (Architect) spoke in support of the application.

On being put to the vote the Committee agreed with the officer recommendation.

The Committee resolved to refuse application 16/01468/FUL at 77-83 Iffley Road 85 And 87 Iffley Road And Stockmore House Stockmore Street Oxford Oxfordshire OX4 1EG for the following reasons:

1.    The proposed extension at the rear of the 77-83 and 85-87 Iffley Road would, by virtue of its visual prominence and unsympathetic design have a detrimental impact on the character and appearance of Stockmore Street and Iffley Road. The proposed development's bulky design and flat roof would introduce a discordant feature at the rear of the terrace. The development fails to preserve or enhance the St Clement's and Iffley Road Conservation Area and would be harmful to the character, appearance and special significance of the Conservation Area. The development is therefore contrary to Policy CP1, CP8, CP10 and HE7 of the Oxford Local Plan 2001-2016 and Policy CS18 of the Core Strategy (2011).

2.    The proposed development would result in the loss of vegetation on the site; notably an existing magnolia tree. There are no proposals to provide replacement planting which would otherwise maintain the verdant appearance of the site. The leafy appearance of the St Clement's and Iffley Road Conservation Area is an important aspect of the area's character, appearance and special significance. The failure to provide adequate landscaping whilst removing trees on the site would mean that the development would have a negative impact on the character, appearance and special significance and the development is therefore contrary to Policy CP1, HE7 and NE16 of the Oxford Local Plan 2001-2016 and Policy CS18 of the Core Strategy (2011).

3.    The proposed development would amount to less than substantial harm to the St Clement’s and Iffley Road Conservation Area but there is insufficient public benefits arising from the proposals to justify the harm that would arise to the character, appearance and special significance of this designated heritage asset. The development is therefore contrary to Policy HE7 of the Oxford Local Plan 2001-2016 and the National Planning Policy Framework (NPPF).